May 13, 2026

Congress continues to consider a major housing package that combines elements of the ROAD to Housing Act (S. 2651) and the Housing for the 21st Century Act (H.R. 6644, as amended). The Senate passed an amended version of H.R. 6644 on March 12, 2026. According to the bill’s action history, the most recent action occurred on March 16, 2026, when a message on Senate action was sent to the House. The current version of the legislation includes provisions addressing institutional ownership restrictions, FHA multifamily loan limits, FHA disclosure requirements, and foreclosure mitigation counseling obligations for certain government-backed loans.

Several provisions identified by housing and real estate finance stakeholders continue to draw attention. Section 901 would restrict certain institutional investors from purchasing additional single-family homes, though stakeholders state that the bill’s definition may unintentionally apply to attached rental housing and certain build-to-rent properties. Section 213, which stakeholders state was intended to increase FHA multifamily loan limits, may instead lower those limits due to drafting language in the current text. Section 602 would expand FHA disclosure requirements to include VA loan pricing comparisons. Section 101 would enable borrowers who become 30 days delinquent on government-backed loans the opportunity to participate in available housing counseling and place such counseling costs on the FHA Mutual Mortgage Insurance Fund. The Senate-passed package proceeded to the House following the March 16 Senate-to-House message where it currently remains as of May 7, 2026.

As House consideration moves forward, stakeholders continue to monitor whether revisions to these provisions will appear in any subsequent version of the legislation.

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